| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 43rd | Fair |
| Amenities | 23rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2600 Georgia Ave, Sanford, FL, 32773, US |
| Region / Metro | Sanford |
| Year of Construction | 1983 |
| Units | 90 |
| Transaction Date | 2015-04-30 |
| Transaction Price | $4,844,200 |
| Buyer | $4,844,200 |
| Seller | Georgia Arms Limited |
2600 Georgia Ave Sanford 90-Unit Multifamily
Renter demand in Sanford’s inner-suburban pocket shows durability, with neighborhood occupancy trends stabilizing near the metro median according to WDSuite’s CRE market data. The combination of a high renter concentration and steady household growth supports leasing visibility for value-oriented multifamily investors.
Located in Sanford’s inner suburb, the area delivers everyday convenience with restaurant density that performs above many peers in the Orlando-Kissimmee-Sanford metro, while grocery access is competitive among metro neighborhoods. Fewer parks, pharmacies, and cafes inside the immediate neighborhood suggest residents rely on nearby corridors for certain amenities—neutral for most workforce renters focused on commute and daily services.
Neighborhood occupancy has firmed over the last five years and currently tracks around the metro median, based on CRE market data from WDSuite. The share of housing units that are renter-occupied sits in the top percentile nationally, indicating a deep tenant base that can support leasing stability across cycles. Median contract rents land above the national midpoint, consistent with a market that sustains demand without overextending typical renter budgets.
The 3-mile demographics point to gradual population growth and a meaningful increase in households ahead, which expands the local renter pool and supports occupancy stability. Household sizes are trending smaller, a pattern that often favors multifamily absorption and retention in comparable inner-suburban locations.
For ownership context, elevated home values relative to incomes (high national percentile for value-to-income) reinforce reliance on rental housing, supporting tenant retention and pricing power. At the same time, rent-to-income indicators remain comparatively manageable in this neighborhood, which can help mitigate turnover risk when paired with disciplined lease management.
Vintage matters: with a 1983 construction year versus a neighborhood average near the late 1970s, the property should compete well against older stock, while investors should still plan for targeted modernization and systems upgrades to sustain relevance and capture value-add upside.
Comparable safety benchmarks for this neighborhood are not available in WDSuite’s current dataset. Investors typically evaluate submarket and neighborhood safety by triangulating public sources, local management feedback, and nearby comp performance to understand leasing impact and operating protocols. Consider underwriting with prudent assumptions and verifying trends through site visits and police blotter context at the metro level.
- Symantec — cybersecurity (4.5 miles)
- Prudential — insurance (22.6 miles)
- Ryder — logistics (23.6 miles)
- Darden Restaurants — restaurant group (26.5 miles) — HQ
- Waste Management — environmental services (37.5 miles)
2600 Georgia Ave offers scale at 90 units with demand supported by a renter-occupied share that ranks among the strongest nationally and occupancy trends near the metro median. According to commercial real estate analysis from WDSuite, the neighborhood’s rent levels and ownership cost dynamics point to sustained reliance on multifamily housing, which can underpin lease stability.
The 1983 vintage provides a competitive position versus older nearby stock and a clear value-add path through selective renovations and building systems planning. Forward-looking 3-mile household growth expands the tenant base, while amenity coverage is adequate for daily needs—though certain conveniences sit just outside the immediate neighborhood, a manageable factor with proper marketing and resident services.
- Deep renter base and occupancy near metro median support stable leasing
- 1983 construction enables targeted renovations for rent and NOI upside
- 3-mile household growth expands the tenant pool, aiding absorption and retention
- Elevated ownership costs reinforce reliance on rentals, bolstering pricing power
- Risks: older systems capex, amenity gaps within the block, and potential competition from ownership options